ServicesFHFC Certification Filing
FHFC Certification Filing in Davie
Your Live Local Act exemption cannot move forward without certification from the Florida Housing Finance Corporation. We review your rent roll, unit mix and income records first, then prepare a certification request that reflects what your property actually qualifies for.
Why FHFC certification has to happen first
The Live Local Act does not let a qualifying multifamily owner go straight to the county for the affordable housing exemption. First, the Florida Housing Finance Corporation must confirm that particular units meet the income and rent rules. The property appraiser leans on that certification when it reviews your exemption request.
Most of the trouble we run into begins before a filing exists. A unit placed in the wrong income tier, a rent a few dollars over the published limit, or a unit count that differs from the appraiser's records can each delay a request or shrink the exemption. That is why our first job is settling which units qualify, at what level and for what reason. Filing comes at the end, not the start.
What our certification filing covers
- Unit-by-unit qualification review
- We go through your rent roll and match each unit's rent and resident income against the current area median income and rent limits. You see which units qualify at the 80 percent tier, which fall in the 80 to 120 percent tier, and which do not qualify at all.
- Rent limit check
- Rent limits are set by unit size and change when new figures are published. We compare your actual rents, including any required charges, against the limits that apply to the year your request covers.
- Document assembly
- We gather and organize the supporting records the request needs, from the rent roll and unit counts to resident income documentation. Where something is missing, we tell you plainly what it is and how to get it.
- Preparing and filing the request
- We prepare the certification request so the figures line up with your records and with what the county will see later. Then we file it with the corporation and keep a full copy of what was sent.
- Follow-up with FHFC
- If the corporation asks a question or needs a correction, we handle the response and explain to you what was asked and why.
Signs it is time to get help with certification
You are not sure which units count
If your property mixes market-rate and income-restricted units, the qualifying count is rarely obvious. Guessing tends to cost exemption value in one direction or invite questions in the other.
Your rents sit close to the limits
A rent set near the published limit can slip over it once fees or a new limit year are factored in. That is worth checking unit by unit before filing.
Income records are incomplete
Certification depends on documented resident income. If some files are thin or outdated, our Resident Income Verification work can close the gaps first.
A prior request was delayed or questioned
When a past request came back with questions, the cause is usually a specific mismatch. We find it so the next one does not repeat it.
The county filing deadline is approaching
Certification has to be in hand to support your County DR-504AFH Filing. Starting early leaves room to fix what the review turns up.
What shapes the cost
We price certification work after we understand the property, so the figure reflects the actual effort involved. You get the scope in writing before we begin, with no charges added later for work you did not agree to.
Number of units
Larger properties mean more rents and more income files to check, which takes more review time.
Condition of your records
Clean, current rent rolls and complete income files move quickly. Missing or inconsistent records add time to reconcile.
Unit mix and tiers
A property with units across several income tiers and unit sizes needs closer analysis than one with a uniform mix.
Prior filing history
Correcting or rebuilding a past request can involve more work than preparing a first one from scratch.
How the work runs
- 1
A short call to start
We talk through the property, its unit count and how rents are set. You come away knowing whether the property looks eligible and what we would need to confirm it.
- 2
Record review
You share your rent roll and income files securely, and we meet by phone or video to go over anything unclear. We work from your actual records, not estimates.
- 3
Findings before filing
We walk you through which units qualify and at what tier, with the reasoning for each. Nothing is filed until you have seen and agreed with the numbers.
- 4
Filing and follow-through
We file the certification request, respond to any questions from FHFC and pass the result along so your county application can proceed.
FHFC certification: common questions
Is getting FHFC certification the same as applying for the exemption?
No. Certification shows that certain units satisfy the income and rent rules. You claim the exemption in a separate step with the county property appraiser. You need both, and the certification backs up the county application.
Does the whole property have to qualify?
Not always. The exemption covers the units that qualify, at a level linked to each unit's income tier. So we look at every unit on its own instead of treating the building as one yes-or-no answer.
What if a few rents run a little above the limit?
Those units usually will not qualify for that period. We point them out before anything is filed, so you can choose your next step instead of learning about it after the review.
Do we have to meet face to face?
No. We work out of our Davie office and meet clients by phone or video. Records are shared securely, so a property in Plantation, Pembroke Pines or another nearby town gets the same handling.
Will this have to be repeated next year?
Yes. Qualification is reviewed every year as residents, rents and limits shift. Our Annual Recertification service builds on this year's review so the next filing begins from a solid record.
Know what qualifies before anything is filed
A short phone conversation tells you whether your property looks eligible and what a careful certification request would involve. There is no cost to find out.